Menasha council approves rezoning of 1173 Province Terrace over neighborhood objections

The City of Menasha Common Council voted 5-3 to approve ordinance O-1-26 rezoning 1173 Province Terrace (Parcel Number 7-00001-10) from a C-3 Business and Office District to an R-2A Multifamily 0 Lot Line Residence District, the council announced after a public hearing and debate.

Developer Ryan Roth of Paper Valley Properties told the council he and his brother propose single-family or duplex-style residences on the lot and have an offer contingent on receiving the rezoning. "We have no desire to take one more tree than necessary," Roth said, estimating he would clear about 100 feet and leave another 100 to 150 feet of trees beyond the build line.

Neighbors and submitted commenters opposed the change. An emailed comment read by Director Dane from attorney Tommy Robleski said, "Random rezoning decisions are inconsistent with statutory comprehensive planning and are not legally supportable," and warned that rezoning the parcel would signal inconsistency in the city's corridor strategy. Peggy Heller, writing from 1146 Fieldview Drive, asked the council to preserve the trees and marsh as critical wildlife habitat. Alderman Marshall, who identified himself as a neighbor of the Hellers, spoke in person against placing duplexes near existing commercial uses and raised concerns about water pooling on the site.

City staff framed the request as compatible with current planning policy. Director Dane said the parcel is owned by the Redevelopment Authority of the City of Menasha and has been marketed for roughly 12–15 years with limited commercial interest. He told the council the city's 2021 future land-use map designates the area as "neighborhood mixed use," which permits residential uses, and said wetlands were delineated during previous stormwater work and the proposed residential development would likely produce less stormwater runoff than many commercial alternatives. Staff also reported that the buildable area avoids the wetland and sits outside a roughly 60-foot conservation easement near the drainage area.

The council's debate centered on preserving commercial opportunities versus enabling redevelopment. Alderman Hale argued the corridor was established for commercial growth and that rezoning would reduce future commercial prospects, noting recent private investments in the area. Director Dane responded that the comprehensive-plan update and future land-use redesignation were intended to broaden acceptable uses where market conditions had not produced commercial development.

The ordinance passed by roll call vote 5-3. The council did not record amendments to the ordinance in the public record of this meeting. Mayor Hammond closed the item after the vote and the council moved on to other business.

What happens next: The ordinance adoption was recorded in the meeting minutes as O-1-26. Any implementation steps, permits or site plans required for development must be processed by city staff and any future appeals or legal challenges would proceed through the processes documented by city code or state statute.